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HomeMy WebLinkAboutMinutes - PB - 01/01/2010 - Planning Board Meeting Minutes 2010 (16) Planning Board Meeting APPROVED MINUTES 1 of 3 June 9,2010 COHASSET TOWN MINUTES DATE: WEDNESDAY, JUNE 9,2010 TIME: 7:00 P.M. PLACE: COHASSET TOWN HALL— SELECTMEN'S OFFICE 41 HIGHLAND AVENUE, COHASSET,MA 02025 Board Members Present: Alfred S. Moore,Jr.—Chairman Stuart W. Ivimey,Vice Chair Jean Healey-Dippold, Clerk Clark H. Brewer Charles A. Samuelson William Hannon,Associate Member Board Members Absent: Recording Secretary Present: Jo-Ann M. Pilczak, Administrator Meeting called to order at: 7:05 P.M. 7:05 P.M. 35 FERNWAY LARGE HOME REVIEW PUBLIC HEARING, APPLICANT: JAMES& CHARLOTTE BODELL, filed on May 19,2010 Member Healey Dippold read notice of public hearing advertisement. In attendance to represent application: Owners James and Charlotte Bodell; Architect Roger Hoit. Abutters/Public signed in at June 9, 2010 Public Hearing: Molly McGowan, 29 Fernway. Existing house and garage were constructed in 1880. Applicant proposes to demolish existing garage/bam which is in a deteriorated condition and, construct an addition connecting the existing house through the footprint of the demolished garage/barn. Existing house will, for the most part, remain as it currently exists. Proposal increases the square footage from the existing approx. 3,200 sq. ft. to 4,685 sq. ft. Lot is a preexisting,non-conforming lot. Building Inspector Egan noted that the proposal complies with all zoning setback,lot coverage and height regulations. Although site has a considerable amount of ledge,blasting and hammering are not being considered. Abutter Molly McGowan, 29 Fernway, asked if this construction will have an effect on drainage. Applicant explained that they plan to install cisterns to collect water for irrigation. Proposal will also require Stormwater Management review which will further identify and address any drainage issues. McGowan also asked for assurance that deliveries will be made to the property and not left on the street and that the daily hours of construction be considerate of neighbors. MOTION: By Member Ivimey to close this public hearing and recommend issuance of building permits for this project to the Building inspector subject to: 1. The applicant shall comply with the requirements and regulations of other Boards and Departments and,the issuance of the building permit be conditioned upon all other regulations being met and required permits being approved and in place. 2. The applicant shall adhere to construction work hours of 7 AM to 5PM. No construction work should take place on Sundays or legal holidays. 3. The applicant's contractors and subcontractors be attentive to keeping all work related supplies, materials and equipment on the applicant's property. 4. The applicant is encouraged to continue dialogue with neighbors throughout the course of this construction project. 5. Prior to the issuance of a Certificate of Occupancy, the applicant shall submit As-Builts to the Building Department and the Planning Board Office SECOND: Member Samuelson VOTE: 5-0 MOTION CARRIES 7:25 P.M. 14 SUMMER STREET LARGE HOME REVIEW PUBLIC HEARING, APPLICANT: SARAH McSWEENEY, filed on May 18,2010 Member Healey Dippold read notice of public hearing Planning Board Meeting APPROVED MINUTES 2of 3 June 9,2010 advertisement. In attendance to represent application: Owner Sarah McSweeney; Steven Meyers,Architect; Carmen Hudson, Cavanaro Consulting.No abutters were in attendance. The applicant proposes to demolish a 240 sq. ft. single story addition, remove a brick patio and some asphalt drive on the rear of the house and construct a new 1,008 sq. ft. two-story addition, a pervious deck and a patio. The proposed addition will match the existing structure. There will not be any changes to the appearance of the front of the existing structure. No site changes (stone walls etc) proposed. The lot is 23,130 sq. ft.which exceeds the 18,000 sq. ft. required in the RA District. The existing house is non-conforming on the east side setback of 11.3 ft. Proposed addition will be in full conformance with existing setback dimensions. Building coverage will be 14.2± %which is less that the allowed 20% . Proposed building height is 24f ft.which is less than the 35 ft. allowed. MOTION: By Member Ivimey to close this public hearing and recommend issuance of building permits for this project to the Building inspector subject to: 1. The applicant shall comply with the requirements and regulations of other Boards and Departments and, the issuance of the building permit be conditioned upon all other regulations being met and required permits being approved and in place. 2. The applicant shall adhere to construction work hours of 7 AM to 5 PM. No construction work should take place on Sundays or legal holidays. 3. The applicant is encouraged to continue dialogue with neighbors throughout the course of this construction project. 4. Prior to the issuance of a Certificate of Occupancy, the applicant shall submit As-Builts to the Building Department and the Planning Board Office SECOND: Member Healey Dippold VOTE: 5—0 MOTION CARRIES 7:35 P.M. CONTINUED PUBLIC HEARING- JUNE 14, 2010 SPECIAL TOWN MEETING WARRANT ARTICLE- ZONING BYLAW AMENDMENT TO SECTION 8.7.1 OF THE COHASSET ZONING BYLAWS- Woody Chittick and Ben Lacy, ZBA, Building Inspector Egan and Town Counsel Hucksam in attendance for this continued public hearing. Member Moore suggested postponing this article due to the controversial Water Dept. articles to be covered at the same June 14 STM. Chittick wants to go forward with this article. Chittick explained that for some 25 years,the practice has been to ignore minimum lot area—if it is a non- conforming lot and changes proposed fully comply in all other ways with zoning, the approach has been to have Building Inspector review and issue permits. If proposed changes continue a non-conformity,the approach has been to require a special permit application with the ZBA. Chittick feels strongly that the proposed wording in this bylaw amendment merely clarifies this approach. 80-90%of lots in Cohasset are non-conforming. Member Ivimey, on behalf of Robert Sturdy, 270 Jerusalem Rd., presented Sturdy's opinion that by doing this,we are defacto saying that for this type of lot, area coverage doesn't apply and is sending the message that in this context, lot size&coverage questions do not matter. Member Ivimey does not agree with Sturdy's argument- Ivimey noted that only lot size does not apply—the%of coverage requirements stay the same. Town Counsel also does not agree with Sturdy's argument—Counsel believes the proposed language clarifies the policy the town has followed for many years and maintains the status quo. Chittick also did not agree with Sturdy's argument, noting that all other zoning requirements(lot coverage, setbacks,height etc.) still apply—in the case of a non-conforming lot, if all other measures conform, the applicant should receive the building permit. Lacy agreed with Chittick. MOTION: By Member Ivimey to close the public hearing SECOND: Member Brewer VOTE: 5-0 MOTION CARRIES MOTION: By Member Ivimey to recommend approval of this bylaw at Town Meeting SECOND: Member Samuelson VOTE: 5-0 MOTION CARRIES 8:0 0 P.M. ADMINISTRATION • VOTE TO APPROVE MAY 5,2010, MAY 12,2010 AND MAY 19,2010 MEETING MINUTES MOTION: By Member Ivimey to approve the May 5, 12 and 19 meeting minutes SECOND: Member Samuelson VOTE: 5-0 MOTION CARRIES • SET JULY MEETING DATES- July 7 (will hold July 21 open if needed) Planning Board Meeting APPROVED MINUTES 3of 3 June 9,2010 LEED FOR NEIGBORHOOD DEVELOPMENT WEBINAR—DISCUSSION -Brewer thinks the webinar is worth viewing as a group for purposes of discussion about how concepts in the webinar might relate to Cohasset. Administrator to see if John Cavanaro has laptop and projector that could be used at a public meeting for viewing the webinar. Discussion about the LEED webinar expanded to include the Harbor area and what the future might hold for the harbor now that Peter Roy's properties are for sale. Building Inspector Egan explained that there has been interest in the property in the Building Dept. but that one thing that is limiting in the harbor area is that there is no possibility of obtaining a use variance—Egan noted that passing that years ago was a big mistake—because, if an individual had a project that deserved consideration, the ZBA could not even be approached for a variance. Egan cited the suggestion that the Harbor Inn be converted into part hotel and part condos as a great idea(it now has only an average of a 30%occupancy through the year)in that it would make this a better utilized asset,more attractive to buyers,reduce the parking requirement)but this cannot even be brought to the ZBA for a use variance. Moore brought up the comprehensive harbor study and plan suggested by DeRensis several years ago. Brewer suggested that it might be worthwhile to bring in a consulting planner to talk with the Board about the harbor. Successful redevelopment of Hingham Harbor was mentioned. Brewer mentioned the possibility of having a forum about the harbor to look at economical solutions to the boatyard and hotel parcels regardless of who the owner is. Brewer added that whenever zoning or uses are changed,value is either created or taken away—if the harbor parcel had an additional use that could generate additional income,it would have more value. Right now,the value is locked in. Ivimey suggested that—for the people who abut the harbor-the peace and quiet that exists in the harbor is worth the taxes the Town is not getting and,that is what makes that harbor so attractive. Brewer thinks that more activity could be gotten in the harbor without taking away from the peaceful serenity and without adding structures. Member Ivimey asked if harbor work fell within purview of Harbor Committee and asked if they had jurisdiction over changes to the Harbor. Harbormaster Gibbons does not think any more moorings can be added to harbor— Government Island is silting over. Brewer suggested that the harbor plan could be multi-faceted—more slips,more transient moorings,mixed use etc. Member Ivimey reminded the board that there had been a party interested in a small marina and boat yard at the"Witches of Eastwick"building and that there was also talk of having a restaurant and any number of other businesses at the location and that the Board could not get its arms around what the traffic situation etc. would be. Ivimey suggest that if one person was interested in running a small marina there, it might work. Moore reminded Ivimey that the party had wanted to put several condos on the upper level of the building to provide a steady stream of income during the slower seasons. Ivimey added that it might work if someone had more modest expectations of return and just strictly wanted to run a small marina operation. Hannon suggested that in September, he could investigate having a group of UMASS grad students help with a study of the harbor and, suggested that the harbor and the village should be linked and studied together and consider such things as having a trolley run between the village, Sandy Beach and the harbor, during the spring, summer and early fall months. Ivimey mentioned that the EDC has a new chairperson and suggested that the Board have the EDC attend a Planning Board meeting to discuss how the Planning Board could help generate commerce in the village and ideas for how the Town could be promoted. Brewer suggested including the Harbor Committee and have a forum regarding the village and the harbor. Ivimey thought the first step should be discussion with the EDC. Hannon suggested including the Chamber of Commerce. Moore and Ivimey thought the Harbor Committee should be included as well. Schedule for August. MOTION: By Member Samuelson to adjourn at 9:00 P.M. SECOND: Member Ivimey VOTE: 5-0 MOTION CARRIES NEXT REGULAR MEETING: WEDNESDAY, JUNE 23, 2010 AT 7:00 P.M. MINUTES APPROVED: JEAN HEALEY DIPPOLD DATE: JUNE 23,2010